I am not in a position to travel far from Ingatestone. What is the rationale as to why all Ingatestone conveyancers are not on all lender panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in banks and building societies removing less reputable firms off their panel of approved conveyancers .

I am considering applying for a Aldermore mortgage for purchase of a new build (under development) in Ingatestone with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?

In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

We are buying a apartment in Ingatestone. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

A relative advised me that in purchasing a property in Ingatestone there could be various restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Ingatestone which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Ingatestone should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have paid off my mortgage with Co-operative. I assume I don't need a Ingatestone conveyancing practitioner on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I am 14 days into a leasehold purchase having been referred to a firm by the high street agent to perform conveyancing in Ingatestone. I am am starting to be disappointed with the quality of service. Could you you assist me in finding new conveyancers?

A solicitor would have to be very poor in order to consider diss instructing them. Has the loan offer been issued? If so you must advise them of the new conveyancer and have the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company panel to avoid added expenses and frustration. That should be your first question of the new lawyers. Our search tool should help you find a lender approved solicitor for your conveyancing in Ingatestone

Estate agents have just been given the go-ahead to market my basement apartment in Ingatestone. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal given that all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I purchased a split level flat in Ingatestone, conveyancing formalities finalised in 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Ingatestone with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2088

With just 64 years left to run we estimate the premium for your lease extension to span between £14,300 and £16,400 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.